2008 SW Broadview Dr · Topeka, KS 66615

$221,000

2 bd · 2.0 ba · 1,649 sqft · SingleFamily public records · 8 Days on market

Built 1952 0.91 ac lot Est $249k · 11% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.9/30.0
• ARV discount +12.6/15.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

Key facts

• Large family room
• Ground floor laundry
• Large lot

Tags

• LARGE LOT
• GROUND FLOOR LAUNDRY
• LARGE FAMILY ROOM
• BACK DECK
• UPDATED SHOWER ENCLOSURE
• ROOF REPLACED

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Single house; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Partial fencing; Lot approximately 0.91 acre

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Electric range, microwave, dishwasher, refrigerator; Partial basement; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $221k.

Deal economics

• At list price, monthly cash flow is $63 ($760/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (13.0% below list).
• Recommended offer: $192k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Topeka — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#195 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, commute F.
• Auburn Washburn (rural): math 34% / reading 42% proficiency, ranked #29 of 169 in KS (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wanamaker Elem (math 37% / reading 53%, grade D-, #225 of 684 statewide, top 33%, 484 students, 38% FRL); Washburn Rural Middle School (math 28% / reading 31%, grade F, #72 of 219 statewide, top 38%, 943 students, 36% FRL); Washburn Rural High (math 25% / reading 30%, grade F, #83 of 327 statewide, top 25%, 1,884 students, 31% FRL).
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Shawnee County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,331 (13.0% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $248,999
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1727 SW Hidden Valley Dr	0.41mi	3/2.5 (+1)	1,660 (+1%)	19mo	$250,000	$151	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-31,790
• Equity at exit: $32,952

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-22,545
• Equity at exit: $19,108

Cash invested: $61,880 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66615

• Home prices YoY: -12.3%
• Active inventory: 18
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$1,159
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $63

Break-even live

Break-even rent $1,843

Max offer price $221,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $126	+0% $63	+5% $1	+10% $-62
Rent	-10% $-89	-5% $-13	+0% $63	+5% $139	+10% $215
Rate	-1.0pp $175	-0.5pp $120	base $63	+0.5pp $6	+1.0pp $-52

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 SW 20th St Topeka, KS	3.0	2.0	1450	$1,395	$0.96	23d	1	1.41mi

Listing history 10 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-29
   status Pending
4. 2026-04-27
   listed $221,000 Active
5. 2025-09-19
   soldstatus Closed 531-char remark

   Show marketing remark (531 chars)

   Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

6. 2025-09-19
   soldstatus

   Show marketing remark (531 chars)

   Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

7. 2025-09-19
   soldstatus

   Show marketing remark (531 chars)

   Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

8. 2025-08-28
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

9. 2025-07-24
   price $209,900 531-char remark

   Show marketing remark (531 chars)

   Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

10. 2025-07-11
    listed $215,000 Active 531-char remark

    Show marketing remark (531 chars)

    Built in 1952 this one owner Ranch has two bedrooms, two full baths in Washburn Rural School District. Large family room, main floor laundry room, Ample cabinets in the kitchen, newly refinished hardwood floors in living room and dining room. Large, beautiful yard on nearly an acre (0.93 acres) with an open setting boasting mature trees, large 22"x12" deck, storage shed and single car garage. All in a convenient location close to entertainment, shopping and parks. This home is being sold "as is" condition.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $2,460 · $205/mo
• Projected year-2 tax: $3,116 · $260/mo
• Expected delta: +$656/yr (+$55/mo · 26.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,080
• − Mortgage interest: −$12,379
• − Property taxes: −$2,460
• − Insurance: −$1,105
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$6,429
• Taxable loss: −$2,987
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,477/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Auburn Washburn
• NCES district ID: 2003200
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $71,903
• Composite: 34.91/100
• National rank: #5073
• State rank: #29 of 169 in KS

Livability — Topeka

• Score: 69/100
• State rank: #195
• US rank: #8848

Category grades

Amenities A- Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Shawnee County · 118,130 people
• City population: 118,130
• Metro: Topeka, KS
• Population (ZIP): 2,943
• Household income: $107,656
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 77.0

Population outlook (Shawnee County) Hauer SSP2

• Today (2025): 179,277 people
• By 2030: 177,762 · -0.8%
• By 2040: 172,341 · -3.9%
• By 2050: 166,330 · -7.2%
• By 2075: 152,417 · -15.0%
• By 2100: 134,782 · -24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Iranian 4% Portuguese 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Shawnee

• 2024 margin: Toss-up / Even · D 49.3% · R 48.8% · Other 2.0%
• 2008→2024 swing: +0.8pp no change · 2008: -0.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+3.0 2016: R+2.8 2012: R+1.7 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.55%
• Current HPI: 238.2642
• Rent YoY: —
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+2.8% since first listed

10 events — show timeline

• 2026-05-06 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-30 Relisted — Sunflower MLS as distributed by MLS GRID
• 2026-04-29 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-27 Listed $221,000 Sunflower MLS as distributed by MLS GRID
• 2025-09-19 Sold (Public Records) — Public Records
• 2025-09-19 Sold (Public Records) — Public Records
• 2025-09-19 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2025-08-28 Pending — Sunflower MLS as distributed by MLS GRID
• 2025-07-24 Price Changed $209,900 Sunflower MLS as distributed by MLS GRID
• 2025-07-11 Listed $215,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+4.7%/yr

Latest (2025): $2,460 · +5.4% YoY. Source: county tax records.